Updated Duplex with Newer
For Sale
$191,000
111 Hawley Street, Buffalo, NY 14213
Two refreshed residential units are complemented by newer roof and siding improvements.
Property Size1,720 SF
Days on Market17
Property Features for 111 Hawley Street
General Information
Standard status
Active
Size
1,720 SF
Property subtype
Multi Family Home
Additional Details
Gross Income
$26,560
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$913
Building Details
Building Size
1,720 SF
Year Built
1892
Stories
2
Units
2
Listing Agency:
Park Realty of WNY LLC
(585) 415-4232
Listed By:
Matthew Klafehn
(585) 415-4232
Source:
Wcirealty
Added: Aug 9
Changed: Aug 21
Last Checked: Aug 24 at 2:02PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Park Realty of WNY LLC
Investment Insights
Based on property information with market context.
This two-family property at 111 Hawley Street includes two updated residential units within a building constructed in 1892. Exterior improvements include a newer roof and newer siding, while both apartments provide refreshed living spaces suited to residential occupancy.
The property is situated in Buffalo’s West Side, near Buffalo State University and within walking distance of campus. Public transportation, restaurants, shopping, and other neighborhood amenities are also nearby, adding convenience for occupants. The duplex format offers a straightforward multifamily configuration with improvements to both the interiors and exterior envelope.
The property is situated in Buffalo’s West Side, near Buffalo State University and within walking distance of campus. Public transportation, restaurants, shopping, and other neighborhood amenities are also nearby, adding convenience for occupants. The duplex format offers a straightforward multifamily configuration with improvements to both the interiors and exterior envelope.
Key Highlights
- Two‑family property with 2 updated residential units
- Constructed in 1892
- Newer roof and newer siding
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$17,067
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.94%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$341,340
$341.3K
Cap Rate 7%
$243,814
$243.8K
Cap Rate 9%
$189,633
$189.6K
Market Conditions
NOI Build-Up for 1,720 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$25.8K $15.00/SF
− Vacancy
−$1.4K −$0.83/SF
EGI
$24.4K $14.17/SF
− OpEx
−$7.3K −$4.25/SF
NOI
$17.1K $9.92/SF
Area
Buffalo, NY
Vacancy
5.50%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$341,340
Cap Rate 7%
$243,814
Cap Rate 9%
$189,633
Alternative Uses
Best Use
Multifamily LT 5
$243.8K
$213.3K – $284.5K
NOI $17,067 @ 7.0% cap · market cap 8.94%
Second Best
Apartment 5plus
$224.6K
$196.5K – $262.0K
NOI $15,720 @ 7.0% cap · market cap 8.23%
Theoretical Best
Office A
$413.6K
$361.9K – $482.6K
NOI $28,954 @ 7.0% cap · market cap 15.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
679
Businesses Nearby
Explore this area
Business Placement
Demographics for 14213, NY
25,834
Population
11,397
Households
2.3
Avg Household Size
30
Median Age
36%
College-Educated
81%
High-School Grad
1.9 sq mi
ZIP Area
13,597
Density / Sq Mi
$52,597
Median Household Income
$36,084
Median Earnings
$1,059
Median Rent
$192,300
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two refreshed residential units are complemented by newer roof and siding improvements.
Where is this duplex located?
The property is located at 111 Hawley Street Buffalo, NY.
What is the asking price?
The asking price for this property is $191,000.
What are key features of this property?
This property features: Two‑family property with 2 updated residential units; Constructed in 1892; Newer roof and newer siding
